Gloucester County, NJ · Sold

NJ-645448

6032 County Road 83

$449,300

$43,411/ac · 10.35 ac

Offer report Market this tract

Acreage10.35 ac

Price per acre$43,411/ac

ZoningAgricultural

Road accessPaved

UtilitiesPower at road

TopographyRolling

ListedMay 3, 2026

Coordinates39.7965, -75.1599

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Gloucester County, New Jersey. Pinelands restrictions keep supply extremely tight.

View Gloucester market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands4.6% of tract

Little to no mapped wetland coverage.

Average slope9.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

813 ft of deeded road frontage.

Power162 ft away

Power at or near the road.

Buildable area9.38 of 10.35 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$314,584

$258,004 – $371,164 · $30,395/ac on 10.35 ac

Asking vs estimate

+42.8%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $449,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$179,762

$17,368/ac · +30.0% target margin

You need $269,538 off asking to hit this margin.

All-in cost$195,042

Net resale$289,417

Projected profit$94,375

ROI+48.4%

Annualized+69.3%

Break-even resale$20,483/ac

Profit if resale lands off target

-20%

$36,492

-10%

$65,434

$94,375

+10%

$123,317

+20%

$152,259

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-115337 Landlocked · Off grid	9.6	May 9, 2026	$104,700	10,959	22,482	8.5 mi	80
NJ-344000 Paved · Power at road	3.6	Jul 27, 2026	$83,400	22,974	21,721	6.4 mi	74
NJ-773910 Landlocked · Power at road	3.4	Apr 24, 2025	$68,000	19,996	34,461	1.4 mi	70
NJ-906468 Gravel · Off grid	21.7	Feb 10, 2026	$377,200	17,407	26,715	6.6 mi	69
NJ-776363 Dirt · Power at road	20.1	Jul 6, 2025	$437,000	21,752	33,476	4.0 mi	69
NJ-905127 Dirt · Off grid	8.2	Jun 14, 2024	$133,700	16,300	28,213	5.1 mi	69
NJ-626257 Paved · Off grid	18.6	Oct 13, 2024	$491,400	26,419	35,536	6.0 mi	67
NJ-164528 Gravel · Full utilities	5.3	Jan 30, 2025	$192,500	36,178	35,702	4.1 mi	65
NJ-884255 Gravel · Off grid	4.4	Mar 10, 2025	$97,200	22,297	31,173	6.1 mi	63
NJ-264339 Gravel · Off grid	4.6	Sep 18, 2025	$127,200	27,410	37,619	11.6 mi	62

Show adjustment detail for the top comp

Tract size (9.55 ac → 10.35 ac)-0.6%
Access (Landlocked → Paved)+73.5%
Utilities (Off grid → Power at road)+17.6%
Market time (3 mo)+1.1%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV